Local lenders (as long as they do in-house underwriting) end up closing faster because they have less hoops to jump through when they don't have to deal with huge underwriting departments.

I'm confident with their ability to do the work as they've showcased many of their transactions.  

I'm currently livingin a new house (~$400K) and am thinking about downsizing to a cheaper olderhouse (~$250K) nearby, still in a good neighborhood, to generate cash forinvesting in several investment properties.My mortgage on thenew house is paid off, so if I put down 20% down on older house I would free upmore than $300K in cash (realtor fees, transaction costs, etc.).

Hard money: “The Pros and Cons”Pro-All CASH Transaction-Quick Closing Times (<14days)-All “Rehab Cost” are covered in Loan-Lower Leverage for Buyer and more Liquidity-Flexibility to buy Distressed and Value-Add Properties-Loan based on Property and underwritten so Borrower is Profitable-Does not show up on Credit Report-No "DTI" (Debit to Income Ratio)CON-Higher interest rate than Bank-Shorter Repayment Schedule (<12 months)-More conservative evaluation of the Property’s Value-Not doing your research and working with a “Bait and Switch” Lender (check out our post on this)Real Estate is one of the most dependable and powerful ways to grow your wealth.

This is what I did my first year in real estate and I did 15 transactions my first year.

I believe renovate and the other major PACE loan providers are willing to take 2nd position or release the lien to facilitate the transaction. https://www.urban.org/sites/default/files/publication/82756/2000865-FHA-Clarifies-Financing-on-Properties-with-PACE-Loans.pdf

Hard money: “The Pros and Cons”Pro-All CASH Transaction-Quick Closing Times (<14days)-All “Rehab Cost” are covered in Loan-Lower Leverage for Buyer and more Liquidity-Flexibility to buy Distressed and Value-Add Properties-Loan based on Property and underwritten so Borrower is Profitable-Does not show up on Credit Report-No “DTI” (Debit to Income Ratio)CON-Higher interest rate than Bank-Shorter Repayment Schedule (<12 months)-More conservative evaluation of the Property’s Value-Not doing your research and working with a “Bait and Switch” Lender (check out our post on this)Real Estate is one of the most dependable and powerful ways to grow your wealth.

It's a transaction.

@Joyce Martin the process starts by contacting APS or SRP to speak to their construction department.

Look up your state laws, or better yet call the police department.